6414 Mohawk St · Houston, TX 77016

$110,000

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 214 Days on market

Built 1955 6,298 sqft lot $122/sqft · 33% below area Est $165k · 33% under ↓ 18% since listing

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Why this score? — see what drove the A grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.3/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

?? Great Opportunity: Family Home or Investment Property!** Looking for a home to call your own—or a smart investment? This **3-bedroom, 1-bath gem** is ready for you! Recent updates include: * **New roof** * **New double-pane windows** * **New electrical panel** Plus, enjoy a **fenced backyard**—perfect for kids to play and make memories. With its solid updates and spacious layout, this home is full of potential for families or investors. Don’t wait—**opportunities like this don’t last long!

Key facts

• 6,298 sq ft lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 3.2% in Houston — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#184 in TX, #4,771 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools D, crime F.
• Houston ISD (urban): math 27% / reading 35% proficiency, ranked #593 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 372 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 43% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $10k of equity ($761 loan paydown + $10k appreciation (8.7% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.7% appreciation + 0.4% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 214 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 214 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.54% ✓
• Cap rate: 11.72%
• Cash-on-cash: 19.38%
• DSCR: 1.86
• GRM: 5.4

CMA / ARV

• ARV (median comp): $165,151
• List price: $110,000
• Delta: -33.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6315 Mardale Dr	0.11mi	3/1.0	894 (-1%)	5mo	$110,000	$123	90
6534 Mohawk St	0.15mi	3/1.0	936 (+4%)	5mo	$110,000	$118	82
6618 Hopper Rd	0.21mi	3/1.0	929 (+3%)	5mo	$169,000	$182	81
6535 Mohawk St	0.15mi	3/1.0	936 (+4%)	9mo	$118,000	$126	79
11058 Vailview Dr	0.28mi	3/1.0	954 (+6%)	4mo	$140,000	$147	74
11067 Vailview Dr	0.26mi	3/1.0	954 (+6%)	9mo	$165,000	$173	70
11075 Spottswood Dr	0.21mi	3/1.5	995 (+11%)	4mo	$155,000	$156	67
11063 Vailview Dr	0.26mi	3/1.0	980 (+9%)	8mo	$159,900	$163	67
11006 Vailview Dr	0.26mi	2/1.0 (-1)	842 (-6%)	13mo	$147,500	$175	61
11059 Vailview Dr	0.25mi	4/1.5 (+1)	1,025 (+14%)	4mo	$159,000	$155	55
11115 Burningbush Ln	0.57mi	3/1.5	984 (+9%)	3mo	$170,000	$173	54
6723 Leedale St	0.30mi	4/1.5 (+1)	1,025 (+14%)	3mo	$120,000	$117	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.65% appreciation · 0.44% rent growth · sell at horizon

5-year hold

• IRR: 34.9%
• Equity multiple: 3.51×
• Total profit: $77,434
• Equity at exit: $88,470

10-year hold

• IRR: 29.7%
• Equity multiple: 7.29×
• Total profit: $193,726
• Equity at exit: $180,504

Cash invested: $30,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 77016

• Home prices YoY: 2.8%
• Rents YoY: 0.4%
• Active inventory: 372
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,689 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$214 /mo · $2,569/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $497

Break-even live

Break-even rent $1,059

Max offer price $110,000

Occupancy floor 66%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6822 Leedale St Houston, TX	3.0	1.0	978	$1,500	$1.53	43d	1	0.41mi
11435 Raincove Dr Unit A Houston, TX	3.0	1.0	1000	$1,345	$1.34	3d	1	0.67mi
8003 Alpine Bearberry Dr Houston, TX	3.0–4.0	2.0–2.5	1696	$2,000	$1.18	7d	1	1.02mi
7252 Parker Rd Houston, TX	3.0	1.0	916	$1,650	$1.80	43d	1	1.37mi

Listing history 14 events

1. 2026-06-18
   days on market $110,000 Active 214 DOM
2. 2026-06-17
   days on market $110,000 Active 213 DOM
3. 2026-06-16
   days on market $110,000 Active 212 DOM
4. 2026-06-15
   days on market $110,000 Active 211 DOM
5. 2026-06-13
   days on market $110,000 Active 209 DOM
6. 2026-06-10
   days on market $110,000 Active 205 DOM
7. 2026-06-08
   days on market $110,000 Active 204 DOM
8. 2026-06-07
   days on market $110,000 Active 203 DOM
9. 2026-06-04
   days on market $110,000 Active 200 DOM
10. 2026-06-01
    days on market $110,000 Active 197 DOM
11. 2026-05-31
    days on market $110,000 Active 196 DOM
12. 2026-05-02
    price $110,000 538-char remark

    Show marketing remark (538 chars)

    ?? Great Opportunity: Family Home or Investment Property!** Looking for a home to call your own—or a smart investment? This **3-bedroom, 1-bath gem** is ready for you! Recent updates include: * **New roof** * **New double-pane windows** * **New electrical panel** Plus, enjoy a **fenced backyard**—perfect for kids to play and make memories. With its solid updates and spacious layout, this home is full of potential for families or investors. Don’t wait—**opportunities like this don’t last long!

13. 2025-11-16
    listed $134,000 Active 538-char remark

    Show marketing remark (538 chars)

    ?? Great Opportunity: Family Home or Investment Property!** Looking for a home to call your own—or a smart investment? This **3-bedroom, 1-bath gem** is ready for you! Recent updates include: * **New roof** * **New double-pane windows** * **New electrical panel** Plus, enjoy a **fenced backyard**—perfect for kids to play and make memories. With its solid updates and spacious layout, this home is full of potential for families or investors. Don’t wait—**opportunities like this don’t last long!

14. 1988-01-02
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $2,569 · $214/mo
• Projected year-2 tax: $2,569 · $214/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,267
• − Mortgage interest: −$6,162
• − Property taxes: −$2,569
• − Insurance: −$550
• − Repairs & maintenance: −$1,621
• − Management: −$1,621
• − Depreciation: −$3,200
• Taxable income: $4,543
• Est. tax owed @ 24.0%: −$1,090
• After-tax cash flow: $4,879/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Houston ISD
• NCES district ID: 4823640
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $46,054
• Composite: 26.63/100
• National rank: #7173
• State rank: #593 of 826 in TX

Livability — Houston

• Score: 74/100
• State rank: #184
• US rank: #4771

Category grades

Amenities A+ Commute A Cost of living A+ Crime F Employment C Housing A+ Health & safety A- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Houston, TX
• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 29,841
• Household income: $47,677
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1297.0

Population outlook (Harris County) Hauer SSP2

• Today (2025): 5,571,493 people
• By 2030: 6,089,821 · +9.3%
• By 2040: 7,142,806 · +28.2%
• By 2050: 8,185,864 · +46.9%
• By 2075: 10,574,329 · +89.8%
• By 2100: 12,109,958 · +117.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (56%)
• Race & ethnicity: Black 56% Hispanic / Latino 42% Two or more races 28%
• Hispanic origin (detail): Mexican 34%
• Foreign-born: 18% · Canada
• Languages at home: 61% English-only · Spanish 37%

Political lean MEDSL · Harris

• 2024 margin: Lean D (+5.5) · D 52.0% · R 46.4% · Other 1.6%
• 2008→2024 swing: +3.9pp toward D · 2008: 1.6pp · 2024: 5.5pp
• All cycles: 2024: D+5.5 2020: D+13.3 2016: D+12.4 2012: D+0.1 2008: D+1.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.65%
• Current HPI: 315.6765
• Rent YoY: ▲ 0.44%
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-17.9% since first listed

3 events — show timeline

• 2026-05-02 Price Changed $110,000 HARMLS
• 2025-11-16 Listed $134,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,569 · +8.6% YoY. Source: county tax records.